House in Pontalgar, Mexilhoeira Grande
House in Pontalgar, Mexilhoeira Grande — image 2House in Pontalgar, Mexilhoeira Grande — image 3House in Pontalgar, Mexilhoeira Grande — image 4House in Pontalgar, Mexilhoeira Grande — image 5
Grade Bvillamid-range

House in Pontalgar, Mexilhoeira Grande

Portimão · Western Algarve ·

€295,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,347/yr
Average Daily Rate: €131
Payback Period: 16.4 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 62.4 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€346,977

+17.6% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€346,977

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.4%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 2
Building: 99 m²
Style: contemporary
Condition: good
Year Built: 2007
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

outdoor patio with dining areasmall private gardenmodern pendant lighting

Score Breakdown

ROI
17.16
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.98
Rental Demand
4.66
Payback Speed
2
STR Suitability
3

Description

This charming semi-detached villa located in Mexilhoeira Grande is the perfect setting for those looking for a peaceful getaway in the heart of the Algarve. It is a spacious and bright property that offers all the necessary comfort to enjoy the sunny days of this region. The highlight of this home is its inviting terr

Location

📍 37.1526°N, 8.6216°W

· Portimão, Algarve, Portugal

View on Zélia Rosa →Also on Idealista.pt
Idealista.pt
Portimão / Western Algarve

House in Pontalgar, Mexilhoeira Grande

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
99 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.9%
+$73K in 5yr (+25%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,361/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.6 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

This charming semi-detached villa located in Mexilhoeira Grande is the perfect setting for those looking for a peaceful getaway in the heart of the Algarve. It is a spacious and bright property that offers all the necessary comfort to enjoy the sunny days of this region. The highlight of this home is its inviting terr

Income Breakdown

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Nightly Rate (ADR)
$191/night
50% ($88)Brixfox estimate($191/night)200% ($352)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$16,333
Airbnb data$191/night · 47% occupancy
Rental income
$191/night · 47% occ.
$32,488
Running costs (20%)
Utilities, cleaning, maintenance
-$6,498
Income tax (10%)
Indonesian rental income tax
-$9,097
Property tax
Annual property tax
-$561
Net income
5.1% ROI
$16,333

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$374,975

Gross yield (asking)

10.1%

True gross yield (all-in)

8.7%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Portimão.

$1.9M$1.4M$961K$481K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
Capital appreciation
Property value growing at +4%/yr based on Portimão market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$359K
+22%
Rental Income
+$80K
Total Position
$439K
+49%
8.3%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$172K
Total Position
$609K
+106%
7.5%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$404K
Total Position
$1.1M
+256%
6.6%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$715K
Total Position
$1.7M
+467%
6.0%/yr

Location

Portimão

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Good
$176 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.4%
$1,174/mo
40% occ.
5.9%
$1,580/mo
47% occ.
6.9%
$1,848/mo
current
57% occ.
8.4%
$2,255/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.